PB-21-01 West Orange Plaza Block: 152.01 Lot 1445 & 1445.05

ft. where a maximum light pole height of 18 ft is permitted, and to permit a retaining wall height of 13.5 ft where a maximum height of 4 ft is permitted. . As for the requested bulk variances, they also satisfy a c (2) criteria as Applicant has provided credible evidence that the following purposes of the MLUL set forth in N.J.S.A. 40:55D-2 are advanced: a. With respect to the minimum front and side yard setback variances, the evidence demonstrates that if the buildings were to meet the required setbacks they would block the existing buildings and would interfere with the overall enhancement of the center. The placement of the buildings as proposed is a more effective method of attracting patrons and enhances the overall viability of the center. The placement of the buildings also allows for adequate parking in front of Buildings A & B and promotes efficient land use by putting underutilized asphalt areas to a functional use while also promoting a desirable visual environment. The side yard setback at the north has a significant grade difference to the residential development to the north which provides a physical divide that further mitigates any setback related impacts. (Along with the extensive landscaping that will be added as per conditions.) As to the variance related to the minimum space between buildings, the placement of the buildings, especially Buildings A and B, provides outdoor dining areas and landscaping that will break up the expanse of asphalt that currently exists and presents an aesthetically pleasing courtyard. The angle of the building and the spacing between the Main Building and Building A promotes pedestrian circulation and helps to integrate the center and enhance its sense of place.